2800 Indian River Blvd Unit 4r · Vero Beach, FL 32960

$149,000

2 bd · 2.0 ba · 1,000 sqft · Condo public records · 56 Days on market

Built 1971 $675/mo HOA · 29% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First-floor convenience! This beautifully updated unit features new flooring and modernized kitchen and baths. Located in desirable Vista Harbor, just 1 mile from the beaches and steps from Royal Palm shops, restaurants, and medical offices. Enjoy the Vero Beach lifestyle at an affordable price with easy access to Riverside Theatre, the Yacht Club, Vero Beach Museum of Art, and more. Ideal central location!

Key facts

• Modernized kitchen
• Modernized baths
• Updated unit

Tags

• FIRST FLOOR CONVENIENCE
• UPDATED UNIT
• MODERNIZED KITCHEN
• MODERNIZED BATHS
• EASY ACCESS TO YACHT CLUB

Property features AI

Finance

• Other: Not a pet-friendly property; Located in a senior community
• HOA & community: HOA with onsite manager; Monthly HOA dues; Association amenities include clubhouse, pool, shuffleboard court, management, manager on site; HOA fees include water, sewer, trash, and common area maintenance

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; 2-story building; Resale property; Faces east
• Construction: Concrete construction; Other roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $42 ($508/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in Vero Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#116 in FL, #1,784 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment D+, amenities D.
• Indian River (other): math 48% / reading 52% proficiency, ranked #35 of 73 in FL (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Beachland Elementary School (math 54% / reading 58%, grade C+, #832 of 2,144 statewide, top 40%, 523 students, 39% FRL); Gifford Middle School (math 46% / reading 45%, grade D+, #305 of 571 statewide, top 54%, 582 students, 72% FRL); Vero Beach High School (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,847 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,334/mo this rent would consume 51% of the median local household income ($55k/yr) (locally 1166% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Indian River County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask is 8178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.33×
• Total profit: $-27,778
• Equity at exit: $22,216

10-year hold

• IRR: -33.3%
• Equity multiple: -0.08×
• Total profit: $-45,082
• Equity at exit: $12,883

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32960

• Home prices YoY: -25.5%
• Rents YoY: -1.7%
• Active inventory: 206
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$781
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$675
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $42

Break-even live

Break-even rent $2,281

Max offer price $149,000

Occupancy floor 93%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Indian River Blvd Vero Beach, FL	1.0–2.0	1.5–2.0	847	$3,200	$3.78	13d	5	0.03mi
23 Royal Palm Pointe Unit B Vero Beach, FL	2.0	2.0	1100	$2,695	$2.45	20d	1	0.15mi
600 Royal Palm Blvd Unit 1A Vero Beach, FL	2.0	2.0	1400	$2,000	$1.43	20d	1	0.44mi
677 Royal Palm Blvd #22 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	13d	1	0.57mi
1953 Robalo Dr Vero Beach, FL	2.0	2.0	1400	$5,000	$3.57	20d	1	0.73mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	20d	1	0.76mi
1935 Cobia Dr Unit 202E Vero Beach, FL	2.0	2.0	1000	$2,250	$2.25	20d	1	0.76mi
1873 Robalo Dr Vero Beach, FL	2.0	2.0	1152	$2,300	$2.00	20d	1	0.82mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	20d	2	0.85mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	20d	1	0.86mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	13d	2	0.86mi
1801 Indian River Blvd Unit C7 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	13d	1	0.87mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	20d	1	0.87mi
923 22nd Pl #106 Vero Beach, FL	2.0	2.0	860	$1,600	$1.86	20d	1	0.88mi
1840 Tarpon Ln Unit D202 Vero Beach, FL	2.0	2.0	1400	$2,500	$1.79	20d	1	0.90mi
303 18th Pl Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	20d	1	0.93mi
315 18th Pl Unit 315 Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	20d	1	0.93mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	20d	1	0.97mi
1100 Ponce de Leon Cir #305 Vero Beach, FL	2.0	2.0	840	$1,350	$1.61	20d	1	1.04mi
1765 6th Ave Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	20d	1	1.04mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	1.06mi
1745 6th Ave Unit 7(R) Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	20d	1	1.07mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	1.12mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	20d	1	1.12mi
600 Riomar Dr #16 Vero Beach, FL	2.0	2.0	1200	$6,000	$5.00	20d	1	1.13mi
626 Gardenia Ln Vero Beach, FL	3.0	2.0	1311	$2,800	$2.14	13d	1	1.14mi
725 Dahlia Ln Vero Beach, FL	3.0	3.0	1455	$4,500	$3.09	13d	1	1.23mi
725 Acacia Rd Vero Beach, FL	3.0	2.5	1457	$5,000	$3.43	13d	1	1.31mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	13d	1	1.31mi
824 Dahlia Ln Vero Beach, FL	2.0	1.5	900	$4,500	$5.00	20d	1	1.36mi
3850 11th Dr Vero Beach, FL	1.0–3.0	1.0–2.0	1029	$2,274	$2.21	13d	57	1.39mi
3901 Coast View Pointe Unit A3 Vero Beach, FL	1.0	1.0	828	$2,199	$2.66	13d	1	1.39mi
3901 Coast View Pointe Unit B2 Vero Beach, FL	2.0	2.0	1248	$2,700	$2.16	13d	1	1.39mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	20d	1	1.40mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	20d	1	1.43mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	13d	32	1.45mi
2704 Cardinal Dr Vero Beach, FL	2.0	1.5	1480	$3,250	$2.20	20d	1	1.45mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	1.46mi
3555 Ocean Dr #203 Vero Beach, FL	2.0	2.0	1175	$3,500	$2.98	20d	1	1.47mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	20d	1	1.48mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-19
   days on market $149,000 Active 56 DOM
2. 2026-06-18
   days on market $149,000 Active 55 DOM
3. 2026-06-17
   days on market $149,000 Active 54 DOM
4. 2026-06-16
   days on market $149,000 Active 53 DOM
5. 2026-06-15
   days on market $149,000 Active 52 DOM
6. 2026-06-14
   days on market $149,000 Active 50 DOM
7. 2026-06-13
   days on market $149,000 Active 49 DOM
8. 2026-06-10
   days on market $149,000 Active 47 DOM
9. 2026-06-09
   days on market $149,000 Active 46 DOM
10. 2026-06-08
    days on market $149,000 Active 45 DOM
11. 2026-06-07
    days on market $149,000 Active 44 DOM
12. 2026-06-05
    days on market $149,000 Active 41 DOM
13. 2026-06-02
    days on market $149,000 Active 39 DOM
14. 2026-06-01
    days on market $149,000 Active 38 DOM
15. 2026-05-31
    days on market $149,000 Active 37 DOM
16. 2026-05-30
    days on market $149,000 Active 36 DOM
17. 2026-04-25
    listed $1,800
18. 2026-04-25
    historical $1,800
19. 2026-04-24
    listed $149,000 Active
20. 2026-04-24
    listed $1,800
21. 2026-04-23
    listed $149,000 Active 410-char remark

    Show marketing remark (410 chars)

    First-floor convenience! This beautifully updated unit features new flooring and modernized kitchen and baths. Located in desirable Vista Harbor, just 1 mile from the beaches and steps from Royal Palm shops, restaurants, and medical offices. Enjoy the Vero Beach lifestyle at an affordable price with easy access to Riverside Theatre, the Yacht Club, Vero Beach Museum of Art, and more. Ideal central location!

22. 2026-04-17
    historical
23. 2026-03-23
    price $149,000
24. 2026-03-23
    price $149,000
25. 2026-03-06
    price $159,000
26. 2026-03-06
    price $159,000
27. 2025-10-17
    listed $179,000 Active
28. 2025-10-17
    listed $179,000 Active
29. 2025-10-15
    historical
30. 2025-04-14
    listed $179,000 Active
31. 2025-04-14
    listed $179,000 Active
32. 2023-05-30
    soldstatus $165,000
33. 2023-05-19
    soldstatus $165,000 Closed
34. 2023-04-24
    historical Active Under Contract
35. 2023-04-19
    listed $175,000 Active
36. 2023-04-13
    historical $175,000
37. 2022-11-22
    historical Active Under Contract
38. 2022-10-13
    price $185,000
39. 2022-08-15
    listed $200,000 Active
40. 2004-07-30
    soldstatus $88,500
41. 2000-09-19
    soldstatus $53,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,601 · $217/mo
• Projected year-2 tax: $2,601 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,010
• − Mortgage interest: −$8,346
• − Property taxes: −$2,601
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$8,100
• − Depreciation: −$4,335
• Taxable loss: −$1,396
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $843/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Indian River
• NCES district ID: 1200930
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $46,597
• Composite: 42.45/100
• National rank: #3218
• State rank: #35 of 73 in FL

Livability — Vero Beach

• Score: 80/100
• State rank: #116
• US rank: #1784

Category grades

Amenities D Commute A+ Cost of living B Crime A+ Employment D+ Housing B+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach, FL
• County: Indian River County · 143,738 people
• City population: 98,707
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,259
• Household income: $54,682
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1166.0

Population outlook (Indian River County) Hauer SSP2

• Today (2025): 165,104 people
• By 2030: 172,869 · +4.7%
• By 2040: 185,640 · +12.4%
• By 2050: 194,465 · +17.8%
• By 2075: 211,115 · +27.9%
• By 2100: 211,781 · +28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 12% Black 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 1%

Political lean MEDSL · Indian River

• 2024 margin: Strong R (+27.4) · D 36.0% · R 63.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -14.8pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+21.6 2016: R+24.5 2012: R+22.3 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.20%
• Current HPI: 302.0029
• Rent YoY: ▼ -1.66%
• Metro: Sebastian-Vero Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.6% since first listed

25 events — show timeline

• 2026-04-25 Listed for Rent $1,800 RMLSFL
• 2026-04-25 Rental Removed $1,800 RAIRCMLS
• 2026-04-24 Listed $149,000 Beaches MLS
• 2026-04-24 Listed for Rent $1,800 RAIRCMLS
• 2026-04-23 Listed $149,000 RAIRCMLS
• 2026-04-17 Listing Removed — Beaches MLS
• 2026-03-23 Price Changed $149,000 RAIRCMLS
• 2026-03-23 Price Changed $149,000 Beaches MLS
• 2026-03-06 Price Changed $159,000 Beaches MLS
• 2026-03-06 Price Changed $159,000 RAIRCMLS
• 2025-10-17 Listed $179,000 RAIRCMLS
• 2025-10-17 Listed $179,000 Beaches MLS
• 2025-10-15 Listing Removed — Beaches MLS
• 2025-04-14 Listed $179,000 RAIRCMLS
• 2025-04-14 Listed $179,000 Beaches MLS
• 2023-05-30 Sold (Public Records) $165,000 Public Records
• 2023-05-19 Sold (MLS) $165,000 RAIRCMLS
• 2023-04-24 Contingent — RAIRCMLS
• 2023-04-19 Listed $175,000 RAIRCMLS
• 2023-04-13 Coming Soon $175,000 RAIRCMLS
• 2022-11-22 Contingent — RAIRCMLS
• 2022-10-13 Price Changed $185,000 RAIRCMLS
• 2022-08-15 Listed $200,000 RAIRCMLS
• 2004-07-30 Sold (Public Records) $88,500 Public Records
• 2000-09-19 Sold (Public Records) $53,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,601 · +1.8% YoY. Source: county tax records.